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HomeMy WebLinkAbout06070188 Correspondence 16. Crawl Space a.) The Environomics report dated April 21, 2006 noted that there was no water staining or visible fungal growth observed on the OSB band board in the Crawl Space. 17. Basement a.) There was no evidence of water intrusion in this area at the time of the investigation. 18. Garage a.) There was no evidence of water intrusion in this area at the time of the investigation. 19. Exterior a.) The brick air gap varied from y,. inch to 1 inch. There was no exterior vapor barrier evident. There was no brick windowsill flashing evident. The weep hole quantity at the Front Enttyway and the Garage east wall was inadequate. There was no base flashing evident. b.) The OSB at the following locations had suspect black staining that was likely visible fungal growth: Under the Garage north wall east window Under the Living Room north wall east window Under the Dining Room south duplex window The Family Room lower and upper brick invasives The Chimney Chase lower, middle, and upper brick invasives The Living Room lower and upper brick invasives c.) The "Z" flashing was not fully extended on the frieze board at the southeast comer of the residence. d.) The builder of the wood deck was not discernible at the time of the investigation. The deck attachment method was not discernible at the time of the investigation. e.) The HV AC refrigerant line was improperly sealed. f.) The seal at the electrical meter box had deteriorated. The wood blocks behind the electrical meter box had deteriorated. There was no fungal growth noted on the interior of the residence. There was suspect fungal growth noted on the exterior ofthe residence during the investigation. Wenco Window Company manufactured the windows on the residence. Following is a list of the Engineer's recommendations for remediation of this house: I. Master Bedroom a.) Perform an invasive visual inspection of the drywall. If water intrusion damaged drywall is encountered, remediate all water damaged building materials pursuant to current protocol. 4 b.) Perform an invasive visual inspection of the drywall. If water intrusion damaged drywall is encountered, remediate all water damaged building materials pursuant to current protocol. Perform an invasive visual inspection of the roof flashing at the roof-to-siding transition. If the roof is not flashed correctly, remediate pursuant to current protocol. 2. Master Bathroom a.) No action is required at this time. 3. Master Closet a.) Perform an invasive visual inspection of the drywall. If water intrusion damaged drywall is encountered, remediate all water damaged building materials pursuant to current protocol. Perform an invasive visual inspection of the roof flashing at the roof-to-siding transition. If the roof is not flashed correctly, remediate pursuant to current protocol. 4. Bedroom No.4 a.) Perform an invasive visual inspection of the drywall. If water intrusion damaged drywall is encountered, remediate all water damaged building materials pursuant to current protocol. 5. Laundry Room a.) No action is required at this time. 6. Hallway Bathroom (2nd floor) a.) No action is required at this time. 7. Bedroom No.3 a.) Perform an invasive visual inspection of the drywall. If water intrusion damaged drywall is encountered, remediate all water damaged building materials pursuant to current protocol. 8. Bedroom No.2 a.) No action is required at this time. 9. Foyer (ceramic floor) a.) Perform an invasive visual inspection of the drywall. If water intrusion damaged drywall is encountered, remediate all water damaged building materials pursuant to current protocol. b.) No action is required at this time. 10. Living Room a.) No action is required at this time. II. Dining Room a,b.) Perform an invasive visual inspection of the drywall. If water intrusion damaged drywall is encountered, remediate all water damaged building materials pursuant to current protocol. 5 12. Kitchen a.) No action is required at this time. 13. Nook a.) No action is required at this time. 14. F ami Iy Room a.) Evaluate the window for sources of water intrusion. If water intrusion damage is encountered, remediate the window pursuant to current window water intrusion procedures. Perform an invasive visual inspection of the drywall. If water intrusion damaged drywall is encountered, remediate all water damaged building materials pursuant to current protocol. b,c.) No action is required at this time. d.) Perform an invasive visual inspection of the drywall. Ifwater intrusion damaged drywall is encountered, remediate all water damaged building materials pursuant to current protocol. 15. Half Bathroom (1"' floor) a.) No action is required at this time. 16. Crawl Space a.) No action is required at this time. 17. Basement a.) No action is required at this time. 18. Garage a.) No action is required at this time. 19. Exterior a.) Open all the existing weep holes in un-remediated brick walls. Install weep holes along the base brick ledge at the Front Entryway and the Garage east wall pursuant to current protocol. Install a drainage mat in all weep holes. Replace the brick windowsills pursuant to current protocol. b.) Remove the brick surrounding the damaged OSB, remediate all damaged OSB, and install new brick and flashing pursuant to current protocol at the following locations: Under the Garage north wall east window Under the Living Room north wall east window Under the Dining Room south duplex window The Family Room lower and upper brick invasives The Chimney Chase lower, middle, and upper brick invasives The Living Room lower and upper brick invasives c.) Install and fully extend the "Z" flashing above the frieze boards at the southeast corner of the residence pursuant to current protocol. 6 d.) If Trinity constructed the wood deck, the following actions need to occur: The wood deck connection needs to be evaluated. Replace any water damaged OSB band board that was penetrated during the deck construction. Replace any water damaged building materials that were penetrated. If Trinity did not construct the wood deck, no action is required at this time. e.) Seal the HV AC refrigerant line pursuant to current protocol. f.) Seal the perimeter of the electrical meter box. Replace the wood blocks with treated wood blocks. 20. Miscellaneous a.) All downspouts should be extended to terminate at least six feet from the foundation. This is an owner responsibility. b.) The owner should make sure that any spray irrigation heads are kept away from the foundation walls. c.) The owner should not allow downspouts to discharge into landscape areas adjacent to the structure. d.) The gutters need to be evaluated for size, slope, and downspout placement. The house is a Category Number 2 Intervention under the Brick Water Intrusion Protocol. Proper drainage away from the structure is very important. If water is continually allowed to stand around the foundation the underlying soils can become saturated and weaken. This could allow unwanted differential settlement of the structure. The previous comments are prepared based on the assumption that proper maintenance will be followed to protect this structure. This includes as a minimum, keeping gutters and downspouts clean and keeping water away from the foundation. If you have any questions, please feel free to call. Very truly yours, TRIAD ASSOCIATES, INe. Engineering * Architecture --t:t.-.~~ Thomas M. Schubert, P.E. TMS/dep 7